1503 Seymour Lake Road

Atlas Pinnacle Pristine Black Shadow — 1503 Seymour Lake Road, Oxford

This was a full roof replacement on a large residential property on Seymour Lake Road in Oxford, Michigan. The home sits just off M-24, one of the main corridors running through northern Oakland County, and at just over 4,000 square feet of roof surface, this was a substantial job. The homeowner had been looking to replace the roof and reached out through our online quote request system. Scheduling took a little coordination since we had weather rolling through and another job that needed to be finished first, but once we got on the roof, the scope was straightforward. We installed Atlas Pinnacle Pristine shingles in Black Shadow across the entire roof.

One thing worth noting about this roof is the pitch variation. Not all of it was a simple walk-and-nail situation. We had sections ranging from a 3/12 pitch all the way up to 10/12 and steeper. That steeper work requires hand-nailing and more careful footing, and it's reflected in how the job was priced out. The tear-off covered all of those pitch ranges, and everything came off down to the bare wood decking before anything new went on.

Starting from the bottom up, we installed six feet of ice and water shield at the eaves, then continued it through all the valleys and around every penetration in the roof. On top of that, Summit 60 synthetic underlayment ran from the top edge of the ice and water shield all the way up to the ridge. We put down 38 pieces of premium drip edge around the perimeter, new step flashing along the wall intersections, and replaced the chimney flashing completely. Three pipe boots were replaced and all three got new pipe boot covers as well. Every piece of flashing on this roof is new.

Ventilation on a 4,000-square-foot roof matters, and this one got a proper setup. We installed 114 linear feet of OmniRidge Pro ridge vent along the peak, hand-nailed per manufacturer specs. That's a continuous exhaust path running the full length of the ridge. On top of that, two bathroom exhaust vents were added so those bathrooms now vent directly outside through the roof instead of dumping moisture into the attic. One section of insulated flexible duct was also installed as part of that exhaust setup. Ventilation was balanced to meet Michigan building code requirements for this roof size.

The shingle install used 133 bundles of Atlas Pinnacle Pristine in Black Shadow, which works out to just over 44 squares of coverage. Hip and ridge caps are Atlas Pro-Cut in the matching profile, four bundles worth. Starter shingles ran the full perimeter. The Pinnacle Pristine is a solid mid-tier architectural shingle with Atlas's Scotchgard algae-resistant treatment built in, which holds up well in the wet seasons we get here in Oxford and throughout Southeast Michigan.

Roofing Army completed this Oxford roof replacement for $24,368. For a job this size with the pitch complexity involved, the chimney flashing, the bathroom venting work, and a full ridge vent system, that's a fair number. The homeowner was flexible and easy to work with through the scheduling adjustments, and the crew got it done cleanly. If you're on Seymour Lake Road or anywhere in the Oxford and Lake Orion area and your roof is getting up there in age, this project is a good reference point for what a thorough replacement looks like at this scale.